Exhibits 1-8 of Attachment 116560 Shannon Road
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PLANNING COMMISSION — January 8, 2014
REQUIRED FINDINGS & CONSIDERATIONS FOR:
16560 Shannon Road
Subdivision Application M -13 -010
Architecture and Site Application S -13 -071
Architecture and Site Application S -13 -080
Requesting approval to subdivide a 20,300 square foot parcel into two lots, demolish a pre -1941
existing single single- family residence, and construct two new single - family residences on a
Property zoned R -1:8. APN 532 -04 -001.
PROPERTY OWNER/APPLICANT: JG Building, LLC
FINDINGS
Required finding for CEQA:
s The project is Categorically Exempt pursuant to Sections 15315 and 15303 of the State
Environmental Guidelines as adopted by the Town in that the project consists of a minor land
division and the construction of not more than three single - family dwellings.
Required findings to deny a Subdivision application:
As required by Section 66474 of the State Subdivision Map Act the map shall be denied if
any of the following findings are made: None of the findings could be made to deny the
application.
a. That the proposed map is not consistent with all elements of the General Plan.
b. That the design and improvement of the proposed subdivision is not consistent with al:
elements of the General Plan.
c. That the site is not physically suitable for the proposed development.
d. That the site is not physically suitable for the proposed density of development.
e. That the designs of the subdivision or the proposed improvements are likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife or
their habitat.
f That the design of the subdivision or type of improvements is likely cause serious public
health problems.
g. That the design of the subdivision or the type of improvements will conflict with
easements, acquired by the public at large, for access through or use of, property within
the proposed subdivision.
EX111B1T 2
ofAttachment 1
Required finding for the demolition of a single - family residence:
As required by Section 29.10.09030(e) of the Town Code for the demolition of a single -
family residence:
1. The Town's housing stock will be maintained as the single - family dwelling will be
replaced and an additional dwelling added.
2. The existing structures have no architectural or historical significance, and are in
moderate condition.
3. The property owner does not desire to maintain the structures as they exist; and
4. The economic utility of the structure was considered; it is not viable to maintain the
existing structure without resulting in demolition because the proposal is to subdivide the
existing parcel.
Required Compliance with the Residential Design Guidelines:
■ The project is in compliance with the Residential Design Guidelines for single- family homes
not in hillside residential areas.
CONSIDERATIONS
Required considerations in review of Architecture & Site applications:
As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project.
NADE TINDINGSVOI4 \SHANNON 16560.DOCX
PLANNING COMMISSION —January 8, 2014
CONDITIONS OF APPROVAL - For the Subdivision Application
16560 Shannon Road
Subdivision Application M -13 -010
Requesting approval to subdivide a 20,300 square foot parcel into two lots, demolish a pre -
1941 existing single- family residence, and construct two new single- family residences on a
property zoned R -1:8. APN 532 -04 -001.
PROPERTY OWNER: JG Building, LLC
APPLICANT: JG Building, LLC
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions
of approval listed below and in substantial compliance with the plans approved on January
8, 2014 and noted as received on November 14, 2013. Any changes or modifications made
to the approved plans shall be approved by the Director of Community Development, the
Development Review Committee, the Planning Commission, or the Town Council
depending on the scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entitlement. This requirement is a
condition of approval of all such permits and entitlements whether or not expressly set
forth in the approval, and may be secured to the satisfaction of the Town Attorney.
Building Division
4. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition
Application and a Bay Area Air Quality Management District Application from the
Building Department Service Counter. Once the Demolition Form has been completed, all
signatures obtained, and written verification from PG &E obtained that all utilities have
been disconnected, return the completed Form to the Building Department Service Counter
with the Air District's J4 Certificate, PG &E verification, and three (3) sets of Site Plans
showing all existing structures and all existing utility lines such as water, sewer, and
PG &E. No demolition work shall be done without first obtaining a Demolition Permit
from the Town.
5. BUILDING ADDRESSES: Submit requests for new building addresses to the Building
Division prior to submitting for the building permit application process.
EXHIBIT
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TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
6. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Drawings and the Town Standard Specifications. All work shall conform to the
applicable Town ordinances. The adjacent public right -of -way shall be kept clear of all job
related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm
drainage facilities. The storing of goods and materials on the sidewalk and/or the street
will not be allowed unless a special permit is issued. The developer's representative in
charge shall be at the job site during all working hours. Failure to maintain the public
right -of -way according to this condition may result in the Town performing the required
maintenance at the developer's expense.
7. APPROVAL: This application shall be completed in accordance with all the conditions of
approvals listed below and in substantial compliance with the latest reviewed and approved
development plans. Any changes or modifications to the approved plans or conditions of
approvals shall be approved by the Town Engineer
8. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered
Professional Engineer in the State of California, and submitted to the Town Engineer for
review and approval.
9. DEMOLITION REQUIRED: Demolition of existing structures must be completed prior to
recordation of a parcel map.
10. PARCEL MAP: A parcel map shall be recorded. Two copies of the parcel map shall be
submitted to the Engineering Division of the Parks & Public Works Department for review
and approval. Submittal shall include closure calculations, title reports and appropriate fee.
The map shall be recorded before any permits for new construction are issued.
11. SOILS REPORT: One copy of the soils and geologic report shall be submitted with the
application. The soils report shall include specific criteria and standards governing site
grading, drainage, pavement design, retaining wall design and erosion control. The reports
shall be signed and "wet stamped" by the engineer or geologist, in conformance with
Section 6735 of the California Business and Professions Code.
12. WEST VALLEY SANITATION DISTRICT; All sewer connection and treatment plant
capacity fees shall be paid either immediately prior to the recordation of any subdivision or
tract maps with respect to the subject property or properties, or immediately prior to the
issuance of a sewer connection permit, which ever event occurs first — written confirmation
of payment of these fees shall be provided prior to map recordation.
13. UTILITIES: The Developer shall install all new, relocated, or temporarily removed utility
services, including telephone, electric power and all other communications lines
underground, as required by Town Code Section 27.50.015(b). All new utility services
shall be placed underground. Underground conduit shall be provided for cable television
service. Applicant is required to obtain approval of all proposed utility alignments from
any and all utility service providers. The Town of Los Gatos does not approve or imply
approval for final alignment or design of these facilities.
14. UTILITY SETBACKS: House foundations shall be set back from utility lines a sufficient
distance to allow excavation of the utility without undermining the house foundation. The
Town Engineer shall determine the appropriate setback based on the depth of the utility,
input from the project soils engineer, and the type of foundation.
15. UTILITY COMPANY REVIEW: Letters from the electric, telephone, cable, and trash
companies indicating that the proposed improvements and easements are acceptable shall
be provided prior to recordation of the parcel map.
N:0EVIC0NDrrNs@014Mannon 16560_SubdMsionAmx
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PLANNING COMMISSION —January 8, 2014
CONDITIONS OF APPROVAL - For the Architecture & Site Applications
16560 Shannon Road
Architecture and Site Application S -13 -071
Architecture and Site Application S43 -080
Requesting approval to subdivide a 20,300 square foot parcel into two lots, demolish a pre -
1941 existing single- family residence, and construct two new single - family residences on a
Property zoned R -1:8. APN 532 -04 -001.
PROPERTY OWNER: JG Building, LLC
APPLICANT: JG Building, LLC
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions
of approval listed below and in substantial compliance with the plans approved on January
8, 2014 and noted as received on November 14, 2013. Any changes or modifications made
to the approved plans shall be approved by the Director of Community Development, the
Development Review Committee, the Planning Commission, or the Town Council
depending on the scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security, The
lighting plan shall be reviewed during building plan check.
4. GENERAL: All existing trees shown on the plan and trees required to remain or to be
planted are specific subjects of approval of this plan, and must remain on the site.
5. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
6. TREE FENCING: Protective tree fencing shall be placed at the drip line of existing trees
prior to issuance of demolition and building permits and shall remain through all phases of
construction. Fencing shall be six -foot high cyclone attached to two -inch diameter steel
posts drive 18 inches into the ground and spaced no further than 10 feet apart. Refer to the
recommendations prepared by Deborah Ellis, MS, for details. Include a tree protection
fencing plan with the construction plans.
7. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations made by Deborah Ellis, MS, identified in the Arborist's report, dated as
received September 26, 2013 on file in the Community Development Department. A
Compliance Memorandum shall be prepared by the applicant and submitted with the
building permit application detailing how the recommendations have or will be
addressed. These recommendations must be incorporated in the building permit plans, and
completed prior to issuance of a building permit where applicable.
8. REPLACEMENT TREES: Replacement trees shall be planted for all trees that are
removed. The number and size of new trees shall be determined using the canopy
E %Tchlnent I
replacement table in the Town's Tree Protection Ordinance. Required trees shall be
planted prior to final inspection.
9. TREE STAKING: The new trees to be planted shall be double - staked, using rubber tree
ties and shall be planted prior to occupancy.
10. RECYCLING: All wood, metal, glass, and aluminum materials generated from the
demolished structure shall be deposited to a company which will recycle the materials.
Receipts from the company(s) accepting these materials, noting the type and weight of
materials, shall be submitted to the Town prior to the Town's demolition inspection.
11. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
12. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entitlement. This requirement is a
condition of approval of all such permits and entitlements whether or not expressly set
forth in the approval, and may be secured to the satisfaction of the Town Attorney.
Building Division
13. PERMITS REQUIRED: A separate building permit shall be required for each new single -
family residence. Separate permits are required for electrical, mechanical, and plumbing
work as necessary.
14. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue -lined in full on
the second sheet of the construction plans. A Compliance Memorandum shall be prepared
and submitted with the building permit application detailing how the Conditions of
Approval will be addressed.
15. SIZE OF PLANS: Four sets of construction plans, minimum size 24" x 36 ", maximum
size 30" x 42 ".
16. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition
Application and a Bay Area Air Quality Management District Application from the
Building Department Service Counter. Once the Demolition Form has been completed, all
signatures obtained, and written verification from PG &E obtained that all utilities have
been disconnected, return the completed Form to the Building Department Service Counter
with the Air District's J4 Certificate, PG &E verification, and three (3) sets of Site Plans
showing all existing structures and all existing utility lines such as water, sewer, and
PG &E. No demolition work shall be done without first obtaining a Demolition Permit
from the Town.
17. BUILDING ADDRESSES: Submit requests for new building addresses to the Building
Division prior to submitting for the building permit application process.
18. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official,
containing foundation and retaining wall design recommendations, shall be submitted with
the building permit application. This report shall be prepared by a licensed civil engineer
specializing in soils mechanics.
19. FOUNDATION INSPECTIONS: A pad certificate for each unit, prepared by a licensed
civil engineer or land surveyor, shall be submitted to the project building inspector at
foundation inspection. This certificate shall certify compliance with the recommendations
as specified in the soils report and that the building pad elevations and on -site retaining
wall locations and elevations have been prepared according to the approved plans,
Horizontal and vertical controls shall be set and certified by a licensed surveyor or
registered Civil Engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
C. Foundation comer locations
d. Retaining Walls
20. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residential units shall be
designed with adaptability features for single family residences per Town Resolution 1994-
61:
a• Wood backing (2" x 8" minimum) shall be provided in all bathroom walls, at
water closets, showers, and bathtubs, located 34- inches from the floor to the
center of the backing, suitable for the installation of grab bars.
b. All passage doors shall be at least 32- inches wide on the accessible floor.
C. Primary entrance shall be a 36 -inch wide door including a 5' x 5' level landing,
no more than 1 -inch out of plane with the immediate interior floor level and with
an 18 -inch clearance at the interior strike edge.
d. Door buzzer, bell or chime shall be hard wired at the primary entrance.
21. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance
Forms must be blue -lined (sticky - backed) onto a sheet of the plans.
22. BACKWATER VALVE: The scope of this project may require the installation of a
sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information
on the plans if a backwater valve is required and the location of the installation. The Town
of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater
valves on drainage piping serving fixtures that have flood level rims less than 12- inches
above the elevation of the next upstream manhole.
23. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase
II approved appliance as per Town Ordinance 1905. Tree limbs shall be cut within ]0 -feet
of chimneys.
24. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704,
the Architect or Engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building pemut. The
Town Special Inspection form must be completely filled -out, signed by all requested
parties, and be blue -lined on the construction plans. Special Inspection forms are available
from the Building Division Service Counter or online at xN-ww.losgatosca.gov/building
25. NONPOINT SOURCE POLLUTION STANDARDS SHEET: The Town standard Santa
Clara County Valley Nonpoint Source Pollution Control Program Sheet (or Clean Bay
Sheet 24x36) shall be part of the plan submittal as the second or third page. The
specification sheet is available at the Building Division Service Counter for a fee of $2 or
at San Jose Blue Print for a fee.
26. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development/Planning Division: Erin Walters (408) 354 -6867
b. Public Works Dept./Engineering Division: Trang Tu- Nguyen (408) 354 -5236
C. Santa Clara County Fire Department: (408) 378 -4010
d. West Valley Sanitation District: (408) 378 -2407
e. Local School District: The Town will forward the paperwork to the appropnate
school district(s) for processing. A copy of the paid receipt is required prior to
permit issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
27. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Drawings and the Town Standard Specifications. All work shall conform to the
applicable Town ordinances. The adjacent public right -of -way shall be kept clear of all job
related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm
drainage facilities. The storing of goods and materials on the sidewalk and/or the street
will not be allowed unless a special permit is issued. The developer's representative in
charge shall be at the job site during all working hours. Failure to maintain the public
right -of -way according to this condition may result in the Town performing the required
maintenance at the developer's expense.
28. APPROVAL: This application shall be completed in accordance with all the conditions of
approvals listed below and in substantial compliance with the latest reviewed and approved
development plans. Any changes or modifications to the approved plans or conditions of
approvals shall be approved by the Town Engineer
29. ENCROACHMENT PERMIT: All work in the public right -of -way will require a
Construction Encroachment Permit. All work over $5,000 will require construction
security. It is the responsibility of the applicant/developer to obtain any necessary
encroachment permits from affected agencies and private parties, including but not limited
to, Pacific Gas and Electric (PG &E), SBC, Comcast, Santa Clara Valley Water District,
California Department of Transportation. Copies of any approvals or permits must be
submitted to the Town Engineering Department prior to releasing of any permit.
30. PUBLIC WORKS INSPECTIONS: The developer or his representative shall notify the
Engineering Inspector at least twenty -four (24) hours before starting any work pertaining to
on -site drainage facilities, grading or paving, and all work in the Town's right -of -way.
Failure to do so will result in rejection of work that went on without inspection.
31. RESTORATION OF PUBLIC IMPROVEMENTS: The developer shall repair or replace
all existing improvements not designated for removal that are damaged or removed because
of developer's operations. Improvements such as, but not limited to: curbs, gutters,
sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement
markings, etc. shall be repaired and replaced to a condition equal to or better than the
original condition. Existing improvement to be repaired or replaced shall be at the
direction of the Engineering Construction Inspector, and shall comply with all Title 24
Disabled Access provisions. Developer shall request a walk - through with the Engineering
Construction Inspector before the start of construction to verify existing conditions.
32. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the
job site at all times during construction
33. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the
gineer shall
approval of the Town prior to altered work is started. The Applicant Project En
notify, in writing, the Town Engineer at least 72 hours in advance of all the proposed
changes. Any approved changes shall be incorporated into the final "as- built "-plans.
34. GRADING PERMIT: Grading permit is required for all site grading and drainage work
except for exemptions listed in Section 12.20.015 of the Town Grading Ordinance. The
grading permit application (with grading plans) shall be made to the Engineering Division
of the Parks & Public Works Department located at 41 Miles Avenue. The grading plans
shall include final grading, drainage, retaining wall location, driveway, utilities and interim
erosion control. Grading plans shall list earthwork quantities and a table of existing and
proposed impervious areas. Unless specifically allowed by the Director of Parks and
Public Works, the grading permit will be issued concurrently with the building permit. The
grading permit is for work outside the building footprint(s). A separate building permit,
issued by the Building Department on E. Main Street is needed for grading within the
building footprint.
35. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to
issuance of a grading permit/building permit
36. SURVEYING CONTROLS: Horizontal and vertical controls shall be set and certified by a
licensed surveyor or registered civil engineer qualified to practice land surveying, for the
following items:
a. Retaining wall- -top of wall elevations and locations
b. Toe and top of cut and fill slopes
37. PAD CERTIFICATION: A letter from a licensed land surveyor shall be provided stating
that the building foundation was constructed in accordance with the ammroved mane chAll t,P
y.ov,Ueu subsequent to foundation construction and prior to construction on the structure.
The pad certification shall address both vertical and horizontal foundation placement.
38. PRECONSTRUCTION MEETING: Prior to issuance of any permit or the commencement
of any site work, the general contractor shall:
a. Along with the project applicant, attend a pre - construction meeting with the Town
Engineer to discuss the project conditions of approval, working hours, site
maintenance and other construction matters;
b. Acknowledge in writing that they have read and understand the project conditions
of approval, and will make certain that all project sub - contractors have read and
understand them prior to commencing work and that a copy of the project
conditions of approval will be posted on site at all times during construction.
39. RETAINING WALLS: A building permit, issued by the Building Department at 110 E.
Main Street, may be required for site retaining walls. Walls are not reviewed or approved
by the Engineering Division of Parks and Public Works during the grading permit plan
review process.
40. DEDICATIONS: The following shall be dedicated on the parcel map by separate
instrument. The dedication shall be recorded before any permits are issues:
a. Shannon Road. A 30 foot half -street right -of -way with the chord of a 20 -foot
radius at the intersection with W. La Chiquita Avenue.
b. Public Service Easement (PSE). Five (5) feet wide, next to public right of ways.
41. DEMOLITION: The existing building shall be demolished prior to recordation of the
parcel map affected by this existing building
42. SOILS REVIEW: Prior to issuance of any permit, the applicant's engineers shall prepare
and submit a design -level geotechnical investigation for review and approval by the Town.
The applicant's soils engineer shall review the final grading and drainage plans to ensure
that designs for foundations, retaining walls, site grading, and site drainage are in
accordance with their recommendations and the peer review comments. The applicant's
soils engineer's approval shall then be conveyed to the Town either by letter or by signing
the plans.
43. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all
excavations and grading shall be inspected by the applicant's soils engineer prior to
placement of concrete and/or backfill so they can verify that the actual conditions are as
anticipated in the design -level geotechnical report, and recommend appropriate changes in
the recommendations contained in the report, if necessary. The results of the construction
observation and testing should be documented in an "as- built" letter /report prepared by the
applicants' soils engineer and submitted to the Town before final release of any occupancy
permit is granted.
44. FRONTAGE IMPROVEMENTS: Applicant shall be required to improve the project's
public frontage to current Town Standards. These improvements may include but not
limited to curb, gutter, sidewalk, driveway approaches, curb ramps, traffic signal, street
lighting (upgrade and/or repaint) etc.
45. UTILITIES: The Developer shall install all new, relocated, or temporarily removed utility
services, including telephone, electric power and all other communications lines
underground, as required by Town Code Section 27.50.015(b). All new utility services
shall be placed underground. Underground conduit shall be provided for cable television
service. Applicant is required to obtain approval of all proposed utility alignments from
any and all utility service providers. The Town of Los Gatos does not approve or imply
approval for final alignment or design of these facilities.
46. DRIVEWAY APPROACH: The developer shall install 2 Town standard residential
driveway approaches. The new driveway approach shall be constructed per Town Standard
Details.
47. CURB RAMPS: The developer shall construct 1 curb ramp in compliance with ADA
Standards at intersection of Shannon Road and W La Chiquita Avenue.
48. FENCING: Any fencing proposed within 200 -feet of an intersection shall comply with
Town Code Section §23.10.080. ro osed improvements,
49. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any p p P
including but not limiting to trees and hedges, will need to abide by Town Code Section
23.10.080, 26.10.065, 29.40.030.
50. FENCES: Fences between all adjacent parcels will need to be located on the property
lines/boundary lines. Any existing fences encroached into the neighbors will need to be
removed and replaced to the correct location of the boundary lines. Waiver of this
condition will require signed and notarized letters from all affected neighbors.
51. AS -BUILT PLANS: An AutoCAD disk of the approved "as- built" plans shall be provided
to the Town prior to issuance of a Certificate of Occupancy. The AutoCAD file shall
include only the following information and shall conform to the layer naming convention:
a) Building Outline, Layer: BLDG - OUTLINE; b) Driveway, Layer: DRIVEWAY; c)
Retaining Wall, Layer: RETAINING WALL; d) Swimming Pool, Layer: SWIMMING -
POOL; e) Tennis Court, Layer: TENNIS- COURT; f) Property Line, Layer: PROPERTY -
LINE; g) Contours, Layer: NEWCONTOUR. All as -built digital files must be on the same
coordinate basis as the Town's survey control network and shall be submitted in AutoCAD
version 2000 or higher.
52. TRAFFIC IMPACT MITIGATION FEE (RESIDENTIAL): The developer shall pay a
Proportional the project's share of transportation improvements needed to serve cumulative
development within the Town of Los Gatos. The fee amount will be based upon the Town
Council resolution in effect at the time the building permit is issued. The fee shall be paid
before issuance of a building permit. The traffic impact mitigation fee for this project
using the current fee schedule is $5,742. The final fee shall be calculated form the final
plans using the rate schedule in effect at the time of building permit is issued.
53. CONSTRUCTION STREET PARKING: No vehicle having a manufacture's rated gross
vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the
portion of a street which abuts property in a residential zone without prior to approval from
the Town Engineer.
54. HAULING OF SOIL: Hauling of soil on or off -site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00
p.m.). Prior to the issuance of a building permit, the developer shall work with the Town
Building and Engineering Department Engineering Inspectors to devise a traffic control
plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the
project site. This may include, but is not limited to provisions for the developer /owner to
place construction notification signs noting the dates and time of construction and hauling
activities, or providing additional traffic control. Coordination with other significant
Projects in the area may also be required. Cover all trucks hauling soil, sand, and other
loose debris.
55. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and
9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities
shall be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty -five (85) dBA at twenty-five (25) feet. If the device is located within a structure on
the property, the measurement shall be made at distances as close to twenty-five (25) feet
from the device as possible. The noise level at any point outside of the property plane shall
not exceed eighty-five (85) dBA.
56. COUNTY OF SANTA CLARA: Prior to start of any work along or within COUNTY
Rights -of -way, the developer shall obtain necessary encroachment permits for the proposed
work. Copy of approved encroachment permit is required to be submitted to Engineering
Department prior to Permit issuance.
57. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which
have flood level rims less than twelve (12) inches (304.8 nun) above the elevation of the
next upstream manhole and/or flusing inlet cover at the public or private sewer system
serving such drainage piping shall be protected from backflow of sewage by installing an
approved type backwater valve. Fixtures above such elevation shall not discharge through
the backwater valve, unless first approved by the Administrative. The Town shall not incur
any liability or responsibility for damage resulting from a sewer overflow where the
property owner or other person has failed to install a backwater valve as defined in the
Uniform Plumbing Code adopted by the Town and maintain such device in a functional
operation condition. Evidence of West Sanitation District's decision on whether a
backwater device is needed shall be provided prior to issuance of a building permit.
58. BEST MANAGEMENT PRACTICES (BMP's): The applicant is responsible for ensuring
that all contractors are aware of all storm water quality measures and such measures are
implemented. Best Management Practices (BMPs) shall be maintained and be placed for
all areas that have been graded or disturbed and for all material, equipment and/or
operations that need protection. Removal of BMPs (temporary removal during construction
activities) shall be placed at the end of each working day. Failure to comply with the
construction BMP will result in the issuance of correction notices, citations, or stop orders.
59. SITE DESIGN MEASURES: All projects must incorporate the following measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
C. Direct roof downspouts to vegetated areas.
d. Use permeable pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
60. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that
paving and building construction begin as soon as possible after completion of grading, and
by landscaping disturbed soils as soon as possible. Further, water trucks shall be present
and in use at the construction site. All portions of the site subject to blowing dust shall be
watered as often as deemed necessary by the Town, or a minimum of three times daily, or
apply (non - toxic) soil stabilizers on all unpaved access roads, parking areas, and staging
areas at construction sites in order to insure proper control of blowing dust for the duration
of the project. Watering on public streets shall not occur. Streets will be cleaned by street
sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a
day. Watering associated with on -site construction activity shall take place between the
hours of 8 a.m. and 5 p.m. and shall include at least one late - afternoon watering to
minimize the effects of blowing dust. All public streets soiled or littered due to this
construction activity shall be cleaned and swept on a daily basis during the workweek to
the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind
speeds (instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose
debris shall be covered.
61. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements
of the CASQA Stormwater Best Management Practices Handbooks for Construction
Activities and New Development and Redevelopment, the ABAG Manual of Standards for
Erosion & Sediment Control Measures, the Town's grading and erosion control ordinance
and other generally accepted engineering practices for erosion control as required by the
Town Engineer when undertaking construction activities.
62. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through
curb drains will be allowed. Any storm drain inlets (public or private) directly connected
to public storm system shall be stenciled/signed with appropriate "NO DUMPING - Flows
to Bay" NPDES required language. On -site drainage systems for all projects shall include
one of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit.
These include storm water reuse via cisterns or rain barrels, directing runoff from
impervious surfaces to vegetated areas and use of permeable surfaces. If dry wells are to
be used they shall be placed 10' minimum from adjacent property line and/or right of way.
63. SILT AND MUD IN PUBLIC RIGHT -OF -WAY: It is the responsibility of contractor and
home owner to make sure that all dirt tracked into the public right -of -way is cleaned up on
a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed
into the Town's storm drains.
64. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times
during the course of construction. Superintendence of construction shall be diligently
performed by a person or persons authorized to do so at all times during working hours.
The storing of goods and /or materials on the sidewalk and/or the street will not be allowed
unless a special permit is issued by the Engineering Division. The adjacent public right -of-
way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and
debris shall not be washed into storm drainage facilities. The storing of goods and
materials on the sidewalk and/or the street will not be allowed unless a special permit is
issued. The developer's representative in charge shall be at the job site during all working
hours. Failure to maintain the public right -of -way according to this condition may result in
the Town performing the required maintenance at the developer's expense.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
65. FIRE SPRINKLER SYSTEM REQUIRED: An automatic residential fire sprinkler system
shall be installed in one- and two - family dwellings as follows: In all new one - and two -
family dwellings and in existing one- and two - family dwellings when additions are made
that increase the building area to more than 3,600 square feet. Exception: A one -time
addition to an existing building that does not total more than 1,000 square feet of building
area. The new detached garage requires the installation of a fire sprinkler system. Note:
The owner(s), occupant(s), and any contractor(s) or subcontractor(s) are responsible for
consulting with the water purveyor of record in order to determine if any modification or
upgrade of the existing water service is required. Note: Covered porches, patios, balconies,
and attic spaces may require fire sprinkler coverage. A State of California licensed (C -16)
Fire Protection Contractor shall submit plans, calculations, a completed permit application
and appropriate fees to the Fire Department for review and approval prior to beginning
their work.
66. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor supplying
the site of such project, and to comply with the requirements of that purveyor. Such
requirements shall be incorporated into the design of any water -based fire protection
systems, and/or fire suppression water supply systems or storage containers that may be
physically connected in any manner to an appliance capable of causing contamination of
the potable water supply of the purveyor of record. Final approval of the systems) under
consideration will not be granted by the Fire Department until compliance with the
requirements of the water purveyor of record are documented by that purveyor as having
been met by the applicant(s).
67. PREMISES IDENTIFICATION: Approved numbers or addresses shall be placed on all
new buildings in such a position as to be plainly visible and legible from the street or road
fronting the property. Numbers shall contrast with their background.
68. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with
applicable provisions of the CFC Chapter 14 and Standard Detail and Specification SI -7.
N: \DEVICONDITNS120141Shannonl6560 A&S.docx
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IEVI M WARCHITECTORE AND SITEl HANNO \RDI656°LOT I& SK ATA- R -I.S- S11AF"\ONRD 16560I.OT pI.DOC
EXHIBI 1i
ofAttac ent 1
EXMMNG
ODND OM
�
Monser
/
PXborlm
Zoning district
R -1:8
same
-
Land use
single family residence
same
General Plan Designation
low density residential
same
Lot size (sq.Ji.)
20,300 s.f.
8,015 s.f.
8,000 sq. ft. minimum
Ezterlar materials:
• siding
horizontal wood
stucco
• trim
wood
same
_
windows
wood frame casement
same
roofing
come
same
_
BaildingflOar area:
• first floor
1,290 s.f.
1,528.1 s.f
• second floor
n/a
1,083.6 s.f
• garage
780 s.f.
540.2 s.f.
_
Setbacks (ff):
• front
25 ft. -2 in.
25 feet minimum
• rear
34 ft. -7 in.
20 feet minimum
• side rt.
9 ft. -11 -1 12 in.
8 feet minimum
• side left
8 ft. -2 in.
8 feet minimum
Maximum height (/1.)
25 ft. - 9 in.
30 feet maximum
Building coverage (%)
°
3].96/0
40 %maximum
FlaorAreaRatio (%)
• Louse
2,611.7 ST
2,612 sq. ft. maximum
32.6%
32.6%
• garage
540.2 s.f
734 sq. ft. maximum
9.16%
Parking
Tree Removals
2 car ara e
8 g
two spaces minimum
3
replacement trees
9 (24 in. box) or
3 (36 in. box)
IEVI M WARCHITECTORE AND SITEl HANNO \RDI656°LOT I& SK ATA- R -I.S- S11AF"\ONRD 16560I.OT pI.DOC
EXHIBI 1i
ofAttac ent 1
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second floor
garage
Setbacks (Jt.):
frost
rear
• side rt.
• side yard abutting st.
Maximum height (ft.)
Building coverage (%)
Floor Area Ratio ( %)
house
garage
Parking
Tree Rei
780 s.f.
1,225.9 s.f.
626.5 s.f.
25 ft.- 2 in
20 ft.
9 ft. —bin.
18 ft.
26 ft. -3in.
26.32%
3,020.2 s.f
31%
626.5 s.f.
2 car garage
N_�DE1'IERM WMRCHIIECTOREANDSITESH -O`. 16560LOTI&1l5 ATA- R- I- S- S"NTIONRD 16560 LOT xS.DOC
25 feet minimum
20 feet minimum
8 feet minimum
15 feet minimum
30 feet maximum
40% maximum
3,024 sq. ft. maximum
32.6%
841 sq. ft. maximum
8.69%
two spaces minimum
replacement trees
6 (24 in. box) or 2 (36 in.
box) and 7 (24 in. box) or
2 (48 in. box) and
1 (36 in. box)
BII82IIR3
COTIDI170NB
PROPOSED
PROMLLT
RBQi11it>�(
p
Zoning district
R
same
_
Land use
single family residence
same
General Plan Designation
low density residential
same
_
Lot size (sq. ft.)
20,300 s.f.
9,672 s -f
8,000 sq, ft. minimum
Exterior materials:
• siding
horizontal wood
stucco
• trim
wood
same
• windows
wood frame casement
same
• roofing
comp
same
_
Building floor area:
first floor
1,290 s.f
1,794.3 s.f
second floor
garage
Setbacks (Jt.):
frost
rear
• side rt.
• side yard abutting st.
Maximum height (ft.)
Building coverage (%)
Floor Area Ratio ( %)
house
garage
Parking
Tree Rei
780 s.f.
1,225.9 s.f.
626.5 s.f.
25 ft.- 2 in
20 ft.
9 ft. —bin.
18 ft.
26 ft. -3in.
26.32%
3,020.2 s.f
31%
626.5 s.f.
2 car garage
N_�DE1'IERM WMRCHIIECTOREANDSITESH -O`. 16560LOTI&1l5 ATA- R- I- S- S"NTIONRD 16560 LOT xS.DOC
25 feet minimum
20 feet minimum
8 feet minimum
15 feet minimum
30 feet maximum
40% maximum
3,024 sq. ft. maximum
32.6%
841 sq. ft. maximum
8.69%
two spaces minimum
replacement trees
6 (24 in. box) or 2 (36 in.
box) and 7 (24 in. box) or
2 (48 in. box) and
1 (36 in. box)
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12/9/2013
Erin M. Walters
Associate Planner
Community Development Department
Town of Los Gatos RECEIVED
Re: 16560 Shannon Road DEC 9 - 2013
Architecture and Site Applications TOWN OF LOS GATOS
PLANNING DIVISION
Description of Proiect
The subject property is located at 16560 Shannon Road at the corner of W. La Chiquita Avenue.
There is one existing single family residence on the approximately 0.51 acre lot. The proposed
project includes the demolition of the existing residence, a Tentative Map to allow for a two lot
subdivision, and Architectural and Site approval for two new single family detached residences.
The two proposed lots would be approximately 8,015 SF and 9,672 SF, with approximately
4,471 SF being dedicated as Public Right -of -Way. The proposed Lot 1 fronts Shannon Road
and is adjacent to an existing single family home to the west and the proposed Lot 2 to its east.
The proposed Lot 1 single family residence is 2- stories and contains approximately 2,611 SF of
living space with a 540 SF 2-car garage. The proposed Lot 2 is on the comer of Shannon Road
and W. La Chiquita Avenue with the home fronting Shannon Road with garage access off of W.
La Chiquita Avenue. The proposed Lot 2 single family residence is also 2- stories and contains
approximately 3,020 SF of living space with a 626 SF 2 -car garage. New trees will be planted
to mitigate the removal of several trees on the site.
1
EXHIBIT
of Attachment I
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Erin M. Walters
Associate Planner
Community Development Department
Town of Los Gatos
Re: 16560 Shannon Road
Architecture and Site Applications
Letter of Justification
12/9/2013
RECEIVED
DEC 9 - 2013
TOWN OF LOS GATOS
PLANNING DIVISION
The subject property is located at 16560 Shannon Road at the corner of W. La Chiquita Avenue.
There is one single family residence on the approximately 0.51 acre lot. The site has a General
Plan designation of Low Density Residential (5 -12) and a Zoning Designation of R -1:8. There
are single family homes that surround the property with a church directly across Shannon Road.
The proposed project includes the demolition of the existing single - family residence, a Tentative
Map to allow for a two lot subdivision, and Architectural and Site approval for two new single
family detached residences. A Historic Evaluation prepared for the demolition of the existing
residence historical Residential conform General designation of Low Density (5- 2) and m et the setbackequieme sof he R-
1 Zone (25' Front Setback, 8' Side Setback, 20' Rear Setback, 15' Street Setback) The
Proposed lot sizes are approximately 8,015 SF and 9,672 SF which meet the required minimum
lot area of 8,000 SF. The lots also conform to the minimum frontage of 60 -ft for interior lots and
80 -ft for comer lots, and the 90 -ft lot depth requirement. New trees will be planted to mitigate the
removal of several trees on the site as required by the Town of Los Gatos.
EXHIBIT 7
ofAttachment 1
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ARCHITECTURE PLANNING URBAN DESIGN
vAANNION '
DESIGN
G�0i7P.•+
October 18, 2013
Ms. Erin Waiter,
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
REt 16560 Shannon Road - Lop 1 & 2
Dear Erin:
I reviewed the drawings, and visited the site. My comments and recommendations are as follows:
Neighborhood Context
The site is on a "met lot within an established neighborhood of one and two story homes with traditional forms and
materials. A large church complex occupies a long frontage immediately across Shannon Road from the site. Photos of
the site and surrounding neighborhood are shown on the following page.
EXHIBIT 8
OfAttechment y
700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA. 94939 TEL: 415.331.3795
CL7GPLANODRACBELLNFT
uh�nnnn Rnad facade
16560 Shamwn Road - Lots 1 ✓k2
Design Review• Comments
October l &2013 Paget
House 1IN11edlatef to the right 00 ShaOrrrnl K9•.,
•'...... h,, f". kn} a,nw Wv,, I" (htri.
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE. SURE 199. LARKSPUR. CA .94939
16560 Shannon Road - Low 1 &2
Design Review Cnwunenw
October 1 &2013 Page 3
Concerns and Recommendations
The parcel currently contains one single story home, but is being divided into two Ion to contain two homes with two
stories each. The site plan for these two lots are shown on the aerial photo below along with the side -by -side Shannon
Road elevations and the Lot 2 aide elevation on West la Chicuita Avenue•
M
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR. CA, 94939
16560 Shannon Road - lots 1 bet
1Jcngn Rcriea Commence
October 18, 2013 Page 4
The two homes are, in my judgment, well designed with good visual variety and details. They are similar in scale to other
nearby two -story homes, and are compatible in scale with the large church structure across Shannon Road. An added
benefit of the site plan for Lot 2 is the removal of the tall fence along West La Chiquita Avenue, with the new replace-
ment fence limited to the depth of the rear yard, and held back to the face of the Facade.
I have no mcommendations for changes to the proposed designs.
Erin, plcasc let me know if you have any specific questions or need any other specific issues addressed.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
President
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA. 94939